Paste your deal

The package offer is likely genuine — builders bundle upgrades at phase-end to move remaining inventory. Your buyer can benefit from this, but shouldn't skip due diligence to do it.

Builders run promotions tied to sales targets — end of month, end of quarter, end of phase. This is normal, not a red flag. With 4 lots left, the builder is motivated to close out this phase and move crews to the next one. That motivation works in your buyer's favor. The backyard package at $40k may be priced at retail customization rates — the builder's actual cost is likely lower, which is why they can offer it as an inclusion. This is how volume builders create win-win deals: they move inventory, your buyer gets upgrades they'd otherwise pay full price for.

The real question isn't the package value — it's whether the timeline works. Can your buyer's lender close in 30 days? Is the inspection contingency covered? Are there any contract terms that get less favorable under a rushed timeline? If those boxes check, the package is genuinely free upside. If the timeline doesn't work, ask the builder if the offer extends to a 45-day close instead.

Tell the builder: 'My buyer wants the package. Can we do a 45-day close to make sure the financing and inspections go smoothly?' Most builders will flex 2 weeks because a sure close beats a rushed one that falls apart. Then get the backyard package details in writing as part of the purchase agreement — verbal promises don't survive closing.